The land value is the official average value for land in a specific location—stated in euros per square metre and freely accessible to everyone. It is the most important official reference point if you want to make a rough estimate of a plot’s value: when buying, selling, in the event of inheritance, or for property tax purposes. We explain exactly what the land value indicates, where to find it via the BORIS portals, and how to derive the land value of your plot from it.
What is the land value?
The land value is an average location value of the land, based on one square metre of plot area (€/m²). It does not apply to a single plot, but to an entire land value zone—a spatially contiguous area whose plots largely correspond in terms of the type and extent of use. The legal basis is Section 196 of the German Building Code (BauGB).
The value is determined from the purchase price database: Every notarised sale of land is reported to the expert committees, which use this data to evaluate the prices actually paid on the market. The land value always refers to a fictitious “land value reference plot” whose characteristics correspond to the predominant features of the zone—as defined by the Property Valuation Ordinance (ImmoWertV). Important: The value always describes undeveloped land, even if the plot is actually developed.
Who determines the land value—and how often?
Responsibility lies with the expert committees for property values. These are independent, non-instructed bodies of qualified experts based at municipalities, districts or regional governments, which evaluate the purchase price database for a region.
Under Section 196 of the BauGB, land values are determined nationwide at least every two years—“at the beginning of every second calendar year”. The reference date is 1 January; in many regions, the current values have the reference date 01.01.2026. For tax purposes—such as property tax—the values may also be determined more frequently.
A central point: The land values must be published, and anyone can request information about them. You therefore do not need to demonstrate a legitimate interest and can access the values free of charge.
Where You finding the land value: the BORIS portals
The simplest way is via the BORIS portals (land value information system). Almost every federal state operates its own portal—for example, BORIS Bavaria, BORIS.NRW or BORIS Hesse. In addition, the nationwide portal BORIS-D bundles the values across states on an interactive map.
Proceed as follows:
- Open your federal state’s BORIS portal or the nationwide BORIS-D.
- Enter the address, location or parcel number.
- Read the land value directly in €/m² from the colored land value zone.
The query is free of charge; the data is provided under the “Germany Data Licence”. Please note: BORIS provides zone values, not property-specific information for your particular plot. If you require legally binding information, you can obtain it—usually for a fee—directly from the responsible valuation committee.
How to derive the land value
The land value of a specific plot can be calculated approximately from the land value. The basic formula is:
Land value = land value (€/m²) × plot area (m²)
An example: If the land value in your zone is €450/m² and your plot is 600 m², the preliminary land value is €270,000.
However, this calculation is only an initial guide. The value determined in this way applies exactly only to a plot that matches the standard land value plot in all characteristics. If your plot differs from it, you must adjust the value accordingly.
Which plot characteristics the land value is based on
Each land value is published together with the characteristics of the underlying standard land value plot. The most important are:
- Development status: generally building-ready land.
- Type of use: for example, residential building land (W), purely residential area (WR) or development for single-/two-family homes (EFH).
- Extent of structural use: often expressed as the (value-relevant) floor area ratio (WGFZ). A WGFZ of 1.0 means that the floor area eligible for inclusion corresponds to the plot area.
- Assessment status for development contributions: free of development contribution charges (ebf) or subject to development contribution charges (ebp).
The last point is worth real money: With ebf, development costs (road, sewer, water) are already included in the value. With ebp, they are added on top—the effective land value is therefore lower than the pure multiplication would suggest.
If individual characteristics differ – such as greater buildability or an unusual layout –, experts apply conversion coefficients as well as surcharges and discounts; the ImmoWertV provides the framework for this. As a rule of thumb: The more intensively a plot can be developed, the higher its value per square metre.
Land value and market value: What is the difference?
The land value is an average, whereas the market value is the price that can actually be achieved. The two can differ significantly because individual factors shift the price of a specific plot:
- Location within the zone, orientation and view
- Layout, size and plot depth
- Building possibilities, contaminated sites, noise or a hillside location
- The current market situation and demand
The land value thus provides a reliable starting point, but does not replace an individual valuation. For a market-based asking or purchase price, it is best combined with current comparable listings and – for larger properties – a valuation report.
Advantages and limitations of the land value
As a valuation measure, the land value has clear strengths, but also limitations:
- Advantage – official and neutral: It is derived by independent valuation committees from actual purchase prices.
- Advantage – free and public: Anyone can access it via BORIS without having to demonstrate an interest.
- Advantage – quick orientation: A simple multiplication is sufficient for an initial assessment of the land value.
- Limitation – only an average: It applies to the zone, not to your specific plot.
- Limitation – excludes building value: It assesses only the land, not the buildings standing on it.
- Limitation – valuation-date figure: The market may already have moved on between two assessments.
FAQ about the land value
Is querying the land value free of charge?
Yes. You can access the land values free of charge via the federal states’ BORIS portals and the nationwide BORIS-D. Only legally binding written information from the valuation committee is generally subject to a fee.
Is the land value the same as the plot price?
No. The land value is an average value for an entire zone. The actual purchase price is determined by the plot’s individual characteristics and the market situation and may be above or below it.
How up-to-date are the values?
The expert committees determine the standard land values nationwide at least every two years as of the reference date of January 1. In many regions, the values as of the reference date 01/01/2026 are available in 2026.
What do I need the standard land value for besides purchasing?
The standard land value also factors into property tax (under the federal model) as well as inheritance and gift tax. The tax office assesses the land in accordance with the Valuation Act (BewG). The higher the standard land value, the higher the tax assessment basis.
Does the standard land value also apply to built-up properties?
Yes, but it assesses only the land—as if it were undeveloped. It does not reflect the value of existing buildings; separate procedures are required for this.
Conclusion: The standard land value as the official starting point
The standard land value is the central official reference value for land value—transparent, free of charge, and accessible to everyone via the BORIS portals. It tells you what the land in a location is worth on average and provides a quick initial estimate using the simple formula “value times area.” To determine the actual market value of your property, you must then take into account the individual characteristics, development status, and current market situation. As a solid starting point for every property valuation, the standard land value is therefore indispensable.